Hi Mia,

A knock down rebuild cost will totally depend upon how far you want to go with it in regards to whether it's an off the shelf/volume build plan at one end of the spectrum, or a customised design design/specification at the other/higher end . When considering options I always advise to bring it back to your functional requirements. A basic custom extension @ current build rates (very rough/generalised) will likely start at around $3K/m2 for something like you're talking about + $3.5-4K/m2 for any renovations so you're likely pushing north of $400K min (basic spec) for a reno/extension hybrid scenario that you're thinking about.

From a design perspective I'd suggest you're on the right track but it always comes down to whether it's viable $$$

Best advice I could give is whatever you do you don't want to do anything twice so if you make any move now make sure it ties in with any future plans so don't redo a kitchen that you're planning to rip out, but you could possibly fix up the bathroom that in time could become an ensuite

Last point I'll make is the cheapest time to do a project is always yesterday, whatever something costs now (however expensive it may appear) it will always be relatively low when you look back in years to come. Always factor in inflation if you are thinking of waiting so an extension in 5 years will likely be another 20-30% give or take...unless the economy completely crashes/stagnates.....

A current project we designed in back 2018 has been delayed (COvid etc) and about to start being built this year - the contracted/expected construction cost is likely to be twice/x2 (ouch!) the number/estimate when initially designed...

Good luck, hope this helps a bit

PD

www.paudistefanodesign.com

Hi Mia,

I think you have taken the right approach to begin your planning now, even if the final renovation is planned to start in a few year's time.

Your initial description of your requirements and thyears'e description of your block are good beginnings to eventually obtaining a good design. Furthermore, you have good size block (compared to inner Melbourne where I have designed a number of houses and renovations over the years – see website on house for reference at the bottom of this reply) on relatively flat land and with the back facing north these are good beginnings for a house renovation.

The only thing that was not provided was whether the site is in a town or city in relation to town planning regulations and the relative geographical position (Designing a house in Tasmania is different to one in Northern, Queensland – so rationality is an issue, the same is true for planning regulation are close to the city are generally more pedantic that country areas. Also, some photos indicating the roof slope and which way the ridge runs would be an asset.

There are a few items that you might like to consider;

1. A separation between old and new would allow you to retain the heritage part of the existing and then add new in a modern or preferred style. This is simply done with a "link" which tends to reduce complex and expensive roof joints.
2. Determining the size of the garage (one or two cars – it appears from the real estate drawings that you may stay with one car storage unless you can get two in tandem) and where the entry point is, i.e. the driveway which may have to stay in the existing position as shown in the drawings.

These are large items and a major influence on the site and the form of the design.

1. Determining the orientation of the kitchen is always a help, as some people do not like kitchens orientated to the west side (too much heat in summer unless you have very wide eaves) and others prefer an east-orientated kitchen for the morning sun.
2. A brief that gives a detailed idea of the number of people, pets if any, and the maximum number of people that you might entertain in your functions is also a great help in determining entertainment areas and the number of rooms required.
3. Your requirement for a work-from-home space - if required - and whether you would see clients at home - depending on your business/profession etc
4. I would keep any “mini” renovation to a minim as you are really not aware until you have a fairly fixed design of what you propose on what goes and what remains.

There are many approaches that you could take, a free-hand sketch is always a good idea, as it allows great flexibility, I always begin my proposals using freehand sketches or “computer boxes”, after the first dozen or so I seem to get some idea of what I'm doing.

Also, it is good to look at some of the larger fixtures as these influence room sizes, would help.

Planning with the aid of good view generation so that you can get an idea of the final design proposal will greatly aid in decision-making.

e.g.

https://www.houzz.com.au/hznb/projects/thornbury-oaklow-concept-pj-vj~6683496

I would be happy to comment further on this proposal.

If you require further information or have any concerns about the included information, please do not hesitate to contact me as soon as possible.

Regards

Michael

M: +61 0417 567 123

W: https://www.houzz.com.au/pro/maniasassociates/__public

e: mm407p@gmail.com

Hi Mia all the comments from the PRO's are helpful, I like your drawing but would say you need a second living area and 4 bedrooms, one which can be used for a study. I particularly like the comment about the link between the old and new, it will be cheaper in the long run, otherwise chances are you will have to redo the whole roof.

Initially , it looks quite a clever design -- placing the bathroom where the kitchen is now makes plumbing an awful lot easier .

i'm not a Pro , but a couple of my worries would be -- which walls are load bearing ? The rear wall almost certainly will be , so you may have problems there . But there is a possibility that some of the internal walls may be too -- that will add complexity to the engineering side .

My other main observation is that the bedrooms are no bigger , while tyhe hallway looks like it might be 2.9 metres wide in places , which is about the same width as several of your bedrooms and study .

And one other slight personal thing -- you are planning to start a family . Only you know ( or maybe don't haha ) how many children are planned etc -- that impacts finances but also the spaces and combinations needed .

Heres a bit of a screwball to get you thinking -- maybe take out the wall between the dining and living , and the door , that makes all the bedrooms come off a more openplan living area -- suddenly it seems like more space , for a small amount of $$$ ( under $50k at a guess including redecorating etc -- dependent on load bearing etc ) .

And/or look at enclosing the rear terrace area -- without knowing too much , the roof and probably the floor or at least the basis is there . If you moved bedroom 2 to that back left corner , moved the wall of bedroom three out to a new hall wall , and opened the rear wall ( a double or triiple doorway width would probably mean you aren't compromising the load bearing characteristics ) -- suddenly more space , bigger rooms , more possibilities . Of course , it mightn't be possible , but if you moved the kitchen back , opened the dining and lounge , narrowed the hallway , moved bed 2 , and then did a bathroom between bed 2 and the kitchen , on the back wall , you only have 3 bedrooms , 2 are slightly bigger , but everything else is twice the sizes and more usable , and all still under the existing roofline -- basically , you'd save $100k , $200k maybe ?

KDR means you can start afresh , maybe go 2 storeys , maybe add a rental flat , maybe add double garage under bedrooms , etc -- dependiing on budget and the like , but way less compromises and almost certainly better resale at whatever stage you want to trade up or down .

Anyway , just some ideas to maybe get you thinking .

Opt